I'm hoping to have an open discussion about the exclusivity practice by agents, specifically for investors. I fully appreciate the argument of wanting to get paid for work completed, so I'd like to frame this more aro...

Be careful with pro-forma estimates, 45% operating budget on a fourplex isn't unreasonable at all.One thing I may suggest is starting to run deals like this by a commercial lender- residential lenders don't even look at the property's ability to cash flow if the buyer is strong.

This year 2018 the market in general has peaked as far as multi family BUYERS are concerned .

They will hold their value where as SFHs are at the whim of the home buyer and the market. 

They also act like like they are the only potential buyers for properties they look at.

I would push back hard as almost no other retail buyer is going to go for this

I got a car with four wheels and don't mind driving or doing the legwork to help out of state investors analyze a deal :-)Most of what I do is SFR and 2-4 unit residential (as that's where the biggest pool of buyers are).

I have only closed on my personal residence and am finding I don't have the time to make list or represent buyers. 

First, it is not Real Estate agents that might be looking fo a faster, easier close because they represent the interest of either the Buyer or Seller and they are the ones who need to read, understand, and sign docs.  

Personally, I would focus on first-time home buyer markets/price range (under $150k where I am).